AN TAISCE has appealed against Louth County Council’s decision to approve plans for a ski resort next to Dundalk Racecourse, likening it to the “unsustainable” Tipperary Resort planned for Two-Mile-Borris, Co Tipperary.
The ski slope, enclosed to ensure year-round use, would be 52m (170ft) high – twice the height of the nearby racecourse stand – and forms part of a larger project “likely to include a bid to develop a Las Vegas-type casino”, according to An Taisce.
The Dubai-style Snowflex ski slope would be the largest in Europe, with a main slope 210m long and 60m wide as well as a beginners’ area. The two slopes would have combined capacity for 500 skiers.
With a total floor area of 44,246sq m (476,264sq ft), elements of the resort already approved include the ski slope as well as a bowling alley, cinema, private members gaming, an aquatic leisure centre and a 128-bed “family hostel”. The Altitude Ski Resort, planned by Innovative Leisure Systems Ltd (ILS), would also include sports-related shops, restaurants and bars, parking for 32 coaches and 791 cars and a new roundabout on the N52 Dundalk inner relief road.
“We’re over the moon to have been granted planning permission,” Sam Curran, of ILS, told the Dundalk Democrat. “Getting the go-ahead was the major thing from the point of view of investors, and leisure is one area where there is still investment.
“The appetite worldwide for leisure products is there . . . and our hope is that this resort will create spin-off opportunities for people,” he said, adding that cruise liners attracted by the resort could dock at the deep water port in Greenore, Co Louth.
In its environmental impact statement, ILS forecast that the resort would attract 1.15 million annual visits after its first phase was completed, rising to 6.2 million when the remaining phases (including the casino) were built.
But in its appeal to An Bord Pleanála, An Taisce described the scheme as “the epitome of unsustainable development”, based on a business model of “attracting millions of tourists from around the world to a modestly-sized regional Irish town . . . to go skiing”.
The trust’s heritage officer, Ian Lumley, said: “In the context of the calamitous property collapse which has occurred since 2007, it defies credulity that the local authority, the applicant and the investors could consider this proposal to have merit.”
He said the scheme was “more like a proposal from the past boom-time of Dubai than contemporary Ireland” yet it was coming concurrently with a proposal for a Las Vegas-type casino, multipurpose arena and racecourse in Co Tipperary.
“Both applications reflect the bubble stage of the Irish property boom, which has left an unprecedented debt crisis and legacy of ghost estates, excess capacity in hotel rooms and other categories of land use and the huge Nama loan portfolio,” Mr Lumley wrote.
An Taisce was basing its appeal on a recent statement by John O’Connor, outgoing chairman of An Bord Pleanála, that it was “incumbent on planning authorities” to take account of realities such as climate change, energy costs and minimising heritage loss.
It noted that the 140-acre site is located on inter-tidal grasslands and saltmarsh “immediately adjacent to and encroaching on” the Dundalk Bay Special Protection Area under the EU wildbirds directive, which was one of Ireland’s “most important wintering waterfowl sites”.
An Taisce said it would have an impact on views towards the Cooley Mountains and noted a submission from Dundalk Racecourse raising concern about its flood impact on the racecourse as well as safety, traffic and operational issues.
Irish Times
www.buckplanning.ie
Showing posts with label louth county council. Show all posts
Showing posts with label louth county council. Show all posts
Monday, 16 May 2011
Thursday, 9 July 2009
An Bord Pleanála rejects Dunleer schemes
AN TAISCE has won its third successive appeal against decisions by Louth County Council to grant permission for residential-led developments in Dunleer, with An Bord Pleanála overturning all three of the proposed schemes.
The latest decision by the appeals board relates to a revised plan by Tony Mallon, of A1 Design Services, for 12 townhouses, five apartments and three shops, car parking and a service road on a site adjoining the former railway station.
Refusing permission, the board said it was “not satisfied that the development of the site in the manner proposed would facilitate the reopening of Dunleer railway station”, which it noted is an objective of the county development plan. This was because of “the absence of a coherent proposal for the lands in this overall area providing for access for cars, buses, pedestrians and car-parking” associated with the station.
Accordingly, it would be “contrary to proper planning and sustainable development”.
Another reason cited by the board was that the proposed layout “would deliver a scheme with poor residential amenity for future occupants by reason of the poor quality of open space, both private and public, and poor disposition of [car] parking”.
In December 2007, also on foot of an appeal lodged by Gerry Crilly, a local member of An Taisce’s national council, An Bord Pleanála overturned an earlier, significantly larger scheme for the site by the same developer, for similar reasons.
In that case, the board said it would “result in the over-development of this land at a higher density than is found in the environs of the site and would result in a form of development which would be incongruous in this part of the town”. A much larger scheme of 167 apartments and 12 retail units in 11 buildings rising to five storeys in height, which had also been approved by the county council for a site off Main Street, Dunleer, was also appealed successfully by An Taisce in 2007.
In this case, An Bord Pleanála said the proposed development would “constitute a significant, high density and intensive expansion relative to the existing town and, by reason of its design, would fail to integrate with the existing settlement of Dunleer”.
The board was also “not satisfied that development of this site in the manner proposed would not prejudice the comprehensive redevelopment of the station and its environs”. As a result, it would be contrary to proper planning and sustainable development.
Commenting on the board’s latest decision, Mr Crilly said Dunleer had “won a very important battle” and now had an opportunity to develop community and local amenities “with the needs of the local people at the core of all plans that will be developed in the near future”.
Irish Times
www.buckplanning.ie
The latest decision by the appeals board relates to a revised plan by Tony Mallon, of A1 Design Services, for 12 townhouses, five apartments and three shops, car parking and a service road on a site adjoining the former railway station.
Refusing permission, the board said it was “not satisfied that the development of the site in the manner proposed would facilitate the reopening of Dunleer railway station”, which it noted is an objective of the county development plan. This was because of “the absence of a coherent proposal for the lands in this overall area providing for access for cars, buses, pedestrians and car-parking” associated with the station.
Accordingly, it would be “contrary to proper planning and sustainable development”.
Another reason cited by the board was that the proposed layout “would deliver a scheme with poor residential amenity for future occupants by reason of the poor quality of open space, both private and public, and poor disposition of [car] parking”.
In December 2007, also on foot of an appeal lodged by Gerry Crilly, a local member of An Taisce’s national council, An Bord Pleanála overturned an earlier, significantly larger scheme for the site by the same developer, for similar reasons.
In that case, the board said it would “result in the over-development of this land at a higher density than is found in the environs of the site and would result in a form of development which would be incongruous in this part of the town”. A much larger scheme of 167 apartments and 12 retail units in 11 buildings rising to five storeys in height, which had also been approved by the county council for a site off Main Street, Dunleer, was also appealed successfully by An Taisce in 2007.
In this case, An Bord Pleanála said the proposed development would “constitute a significant, high density and intensive expansion relative to the existing town and, by reason of its design, would fail to integrate with the existing settlement of Dunleer”.
The board was also “not satisfied that development of this site in the manner proposed would not prejudice the comprehensive redevelopment of the station and its environs”. As a result, it would be contrary to proper planning and sustainable development.
Commenting on the board’s latest decision, Mr Crilly said Dunleer had “won a very important battle” and now had an opportunity to develop community and local amenities “with the needs of the local people at the core of all plans that will be developed in the near future”.
Irish Times
www.buckplanning.ie
Monday, 6 April 2009
No policy for Boyne site, says developer
LOUTH COUNTY Council has no planning policy relating to the historic Battle of the Boyne site, according to a developer who has been refused planning permission to build a 23-bedroom hotel on part of the site.
The council turned down plans by local businessman Gavin Collins to build the hotel with conference rooms at the bottom of King Williams Glen, a short walk from the Office of Public Works visitors’ centre. He also proposes to repair and reinstate a protected view of the battlesite, which is at the rear of the hotel.
Mr Collins has appealed the decision to An Bord Pleanála. In his submission he says “there is no written policy in the Louth county development plan with regards to developments in the primary area of the battlefield”.
Neither, he says, were submissions made on the development plan by either the OPW or the Department of the Environment, and if there had been, they would “give guidance” to the council “as to the policy that is felt required”.
Despite this, objections to the development were made to the county council by three separate sections in the department as well as by the OPW and An Taisce.
The department said the hotel would be “situated at a critical location within the historical landscape of the Battle of the Boyne”.
The OPW opened a new visitors’ centre at the site last year and the department said the surrounding landscape and its connection to the site “needs significant further research and excavation to establish the full historical and cultural significance of the area”.
The department is currently surveying all battlefield sites in the country, including this, which, it said, “is one of the highest significance”, and until the survey is completed, “it would be inappropriate and premature to allow a large- scale commercial development of this nature at such an internationally significant location”.
An Taisce said that while there was “a range of legislation protecting archaeological, ecological, architectural heritage and landscape-sensitive sites in Ireland, there are no specific provisions relating to the protection of historic battlefields”. It said there was “no justification” for the suitability of the site for any development other than refurbishment of the existing small buildings on site for small-scale use.
However, support for the hotel has come from a number of bodies, including Fáilte Ireland.
Irish Times
www.buckplanning.ie
The council turned down plans by local businessman Gavin Collins to build the hotel with conference rooms at the bottom of King Williams Glen, a short walk from the Office of Public Works visitors’ centre. He also proposes to repair and reinstate a protected view of the battlesite, which is at the rear of the hotel.
Mr Collins has appealed the decision to An Bord Pleanála. In his submission he says “there is no written policy in the Louth county development plan with regards to developments in the primary area of the battlefield”.
Neither, he says, were submissions made on the development plan by either the OPW or the Department of the Environment, and if there had been, they would “give guidance” to the council “as to the policy that is felt required”.
Despite this, objections to the development were made to the county council by three separate sections in the department as well as by the OPW and An Taisce.
The department said the hotel would be “situated at a critical location within the historical landscape of the Battle of the Boyne”.
The OPW opened a new visitors’ centre at the site last year and the department said the surrounding landscape and its connection to the site “needs significant further research and excavation to establish the full historical and cultural significance of the area”.
The department is currently surveying all battlefield sites in the country, including this, which, it said, “is one of the highest significance”, and until the survey is completed, “it would be inappropriate and premature to allow a large- scale commercial development of this nature at such an internationally significant location”.
An Taisce said that while there was “a range of legislation protecting archaeological, ecological, architectural heritage and landscape-sensitive sites in Ireland, there are no specific provisions relating to the protection of historic battlefields”. It said there was “no justification” for the suitability of the site for any development other than refurbishment of the existing small buildings on site for small-scale use.
However, support for the hotel has come from a number of bodies, including Fáilte Ireland.
Irish Times
www.buckplanning.ie
Tuesday, 12 February 2008
House knocked and rebuilt over concerns for wildlife
A detached house overlooking Dundalk Bay, which is an EU designated area of special conservation and a Natural Heritage Area, has been demolished and rebuilt on the same site following complaints to Louth County Council by the National Parks and Wildlife Service.
It is alleged by the service that the development had "encroached" on to the bay, which is an important salt marsh and one of the most important sites in the country for winter wildfowl and waders.
The failure of Louth County Council to alert the service to the planning application and therefore allow it to make known any concerns it had in advance of a decision being made, was highlighted in a letter from the Minister for the Environment John Gormley to a local resident.
The split-level 320sq m house at the Loakers, Blackrock, is on a site bounded at the south by McGuigans rock, an outcrop that overlooks the bay and has views east and north over the mudflats and salt marsh towards the Cooley mountains.
It is in close proximity to the foreshore and the high water mark and in a letter to the council last November, after permission was granted, the National Parks and Wildlife Service said part of the salt marsh, "has already been encroached on to by the infilling with imported materials".
Wildlife service conservation ranger Kieran Buckley said staff were "aghast at what we saw. We raised the issue and we are monitoring the situation".
Louth County Council says the demolition of the house, which is now being constructed from sheet piling and cast concrete, was the result of an action taken by its enforcement department.
It says the house was originally "being constructed in the wrong location" and as a result of a survey it commissioned it was "indicated that work had been carried out below the high water mark, which involved the deposition and stockpiling of soil and the construction of vertical sheet piles".
This work was encroaching on a special protection and a Special Area of Conservation. The council says the house is now being constructed "with the dwelling repositioned to the original location granted" [ permission]. One of the conditions is the submission of a suitable landscaping plan.
The letter from the Minister acknowledges that the wildlife service only became aware of the plan to build on the site after local residents brought it to their attention.
The Irish Times
www.buckplanning.ie
It is alleged by the service that the development had "encroached" on to the bay, which is an important salt marsh and one of the most important sites in the country for winter wildfowl and waders.
The failure of Louth County Council to alert the service to the planning application and therefore allow it to make known any concerns it had in advance of a decision being made, was highlighted in a letter from the Minister for the Environment John Gormley to a local resident.
The split-level 320sq m house at the Loakers, Blackrock, is on a site bounded at the south by McGuigans rock, an outcrop that overlooks the bay and has views east and north over the mudflats and salt marsh towards the Cooley mountains.
It is in close proximity to the foreshore and the high water mark and in a letter to the council last November, after permission was granted, the National Parks and Wildlife Service said part of the salt marsh, "has already been encroached on to by the infilling with imported materials".
Wildlife service conservation ranger Kieran Buckley said staff were "aghast at what we saw. We raised the issue and we are monitoring the situation".
Louth County Council says the demolition of the house, which is now being constructed from sheet piling and cast concrete, was the result of an action taken by its enforcement department.
It says the house was originally "being constructed in the wrong location" and as a result of a survey it commissioned it was "indicated that work had been carried out below the high water mark, which involved the deposition and stockpiling of soil and the construction of vertical sheet piles".
This work was encroaching on a special protection and a Special Area of Conservation. The council says the house is now being constructed "with the dwelling repositioned to the original location granted" [ permission]. One of the conditions is the submission of a suitable landscaping plan.
The letter from the Minister acknowledges that the wildlife service only became aware of the plan to build on the site after local residents brought it to their attention.
The Irish Times
www.buckplanning.ie
Monday, 21 May 2007
€11m port development in Louth
Noel Dempsey TD, the Minister for Communications, Marine and Natural Resources has officially opened a new €11 million harbour development at Port Oriel, County Louth, accompanied by his colleague, Minister for Foreign Affairs, Dermot Ahern TD.
Speaking at the opening ceremony, Minister Dempsey said - "It gives me great pleasure to be part of a Government that is committed to providing modern, efficient, fishing harbours like this one in Port Oriel, that can play a strong role in the local economy. I have no doubt that this new development will add immensely to the prosperity of Clogherhead and of the fishermen from all parts along the east coast."
This project was jointly-funded by the Department of Communications, Marine and Natural Resources and Louth County Council. The total joint investment in the completed works was more than €11 million - the Department funded 75% of the total cost and the remaining 25% was provided by Louth County Council.
"Port Oriel now has one of the finest fishing ports in the country and, onshore, there is a port community that is skilled and committed to developing the port and its reputation" - Dempsey continued.
The future of Port Oriel harbour is an exciting one, filled with greater opportunities than at any time in its history. There are opportunities for expansion, for further marine development and for contribution to the growth of the local area. I urge everybody to see the potential of what a modern fishery harbour should be about - a place of prosperity for everybody" - concluded the Minister.
Speaking at the opening ceremony, Minister Dempsey said - "It gives me great pleasure to be part of a Government that is committed to providing modern, efficient, fishing harbours like this one in Port Oriel, that can play a strong role in the local economy. I have no doubt that this new development will add immensely to the prosperity of Clogherhead and of the fishermen from all parts along the east coast."
This project was jointly-funded by the Department of Communications, Marine and Natural Resources and Louth County Council. The total joint investment in the completed works was more than €11 million - the Department funded 75% of the total cost and the remaining 25% was provided by Louth County Council.
"Port Oriel now has one of the finest fishing ports in the country and, onshore, there is a port community that is skilled and committed to developing the port and its reputation" - Dempsey continued.
The future of Port Oriel harbour is an exciting one, filled with greater opportunities than at any time in its history. There are opportunities for expansion, for further marine development and for contribution to the growth of the local area. I urge everybody to see the potential of what a modern fishery harbour should be about - a place of prosperity for everybody" - concluded the Minister.
Thursday, 19 April 2007
Louth planning system flawed - official
A Louth County Council official told public representatives yesterday that the planning system in Co Louth is being "called into disrepute" and "there has to be something fundamentally wrong" because of the number of exceptions being made under so-called section 140 motions.
Senior planning official Gerry Duffy made his comments to the councillors yesterday as they began a debate on one such motion. If passed, the motion would materially contravene the county development plan and allow a couple to build a detached 286sq m (938sq ft) house in Clogherhead. Permission for the house was originally rejected.
The planning system allows for such a decision to be overturned if most councillors support a section 140 motion. Such a motion which directs the county manager to grant permission, must be signed by five councillors and supported by most councillors.
Mr Duffy said he could not accept without any supporting evidence claims by a councillor that some applicants have been advised by planners to sell their homes to get planning permission, as the county development plan states that applicants for one-off dwellings may not be homeowners for five years.
"There has to be something fundamentally wrong if after the county development plan we are still facing section 140 motions . . . it calls the whole planning situation into disrepute," he said.
In relation to the application in question, Mr Duffy said the couple did not have a housing need and are living in a house built on a family farm just 200 metres away. The councillors unanimously voted in favour of the motion and will now grant permission for the house.
Elaine Keogh
© 2007 The Irish Times
Senior planning official Gerry Duffy made his comments to the councillors yesterday as they began a debate on one such motion. If passed, the motion would materially contravene the county development plan and allow a couple to build a detached 286sq m (938sq ft) house in Clogherhead. Permission for the house was originally rejected.
The planning system allows for such a decision to be overturned if most councillors support a section 140 motion. Such a motion which directs the county manager to grant permission, must be signed by five councillors and supported by most councillors.
Mr Duffy said he could not accept without any supporting evidence claims by a councillor that some applicants have been advised by planners to sell their homes to get planning permission, as the county development plan states that applicants for one-off dwellings may not be homeowners for five years.
"There has to be something fundamentally wrong if after the county development plan we are still facing section 140 motions . . . it calls the whole planning situation into disrepute," he said.
In relation to the application in question, Mr Duffy said the couple did not have a housing need and are living in a house built on a family farm just 200 metres away. The councillors unanimously voted in favour of the motion and will now grant permission for the house.
Elaine Keogh
© 2007 The Irish Times
Friday, 2 March 2007
Tain holiday village plan overturned
Irish Indo'
BORD Pleanala has overturned a planning approval for the Tain Holiday Village at Carlingford Lough in Omeath, Co Louth, despite the project winning support from both Louth County Council and Bord Pleanala's own inspector.
Prime Leisure Ltd, which is headed by Newry couple Rosaleen and Michael Quinn, had planned to build 98 holiday homes and refurbish and extend existing elements including the hostel, the leisure buildings, and recreational facilities.
However the Board said it would not be feasible to confine the houses to holiday occupancy only and the board considered that the plans could not be considered to be an integrated tourism development. It said it would not therefore be in accordance with the proper planning and sustainable development of the area.
The Board also points out the current Louth County Development Plan aims to protect the scenic quality of the landscape and amenity value of the coast but the proposed development would seriously detract from the visual amenity and landscape character of the area and would, therefore, be contrary to the proper planning and sustainable development of the area.
In contrast the board's inspector, Brian Brannigan, had recommended approval for the project and said that the visual impact when viewed from the road would be limited. He also proposed tree planting and other measures to minimise the visual impact of the development.
BORD Pleanala has overturned a planning approval for the Tain Holiday Village at Carlingford Lough in Omeath, Co Louth, despite the project winning support from both Louth County Council and Bord Pleanala's own inspector.
Prime Leisure Ltd, which is headed by Newry couple Rosaleen and Michael Quinn, had planned to build 98 holiday homes and refurbish and extend existing elements including the hostel, the leisure buildings, and recreational facilities.
However the Board said it would not be feasible to confine the houses to holiday occupancy only and the board considered that the plans could not be considered to be an integrated tourism development. It said it would not therefore be in accordance with the proper planning and sustainable development of the area.
The Board also points out the current Louth County Development Plan aims to protect the scenic quality of the landscape and amenity value of the coast but the proposed development would seriously detract from the visual amenity and landscape character of the area and would, therefore, be contrary to the proper planning and sustainable development of the area.
In contrast the board's inspector, Brian Brannigan, had recommended approval for the project and said that the visual impact when viewed from the road would be limited. He also proposed tree planting and other measures to minimise the visual impact of the development.
Friday, 23 February 2007
Louth planning rules 'victimising homeowners'
Planning requirements in Co Louth are "victimising homeowners and encouraging rentals", according to a local councillor who has persuaded his colleagues to vote for a review of strict planning criteria applying in the area.
Cllr Terry Brennan (FG) won the support of county councillors to carry out an interim review of the county development plan in relation to the strict criteria on applying to build one-off rural houses.
At the moment the plan states a housing need is established where "the applicant does not currently own a house or has not owned a house within the previous five years or where his/her current accommodation, as accepted by the Planning Authority, is insufficient to meet his/her accommodation needs".
Cllr Brennan said: "Our plan penalises home owners and discourages people from getting on the property ladder. I don't want a carte blanche here but I believe that local people are being victimised."
Last week 13 such planning permission applications were refused. "People are being forced to sell their own homes and rent another property" to meet the criteria, he said.
The guidelines were adopted with the plan last July and it dictates development in the county up to 2009. The official review of the plan is due to begin at the end of this year and usually takes up to two years to complete.
"Quite often the problem is the different interpretation by different planners of what an applicant's needs are, and I want this clarified so we all sing off the same hymn sheet," he said. "I also want people to be able to state what their own needs are."
The council's director of services and planning Rose Kenny advised that the issue was one interpretation of the guidelines and could be resolved.
Elaine Keogh
© 2007 The Irish Times
Cllr Terry Brennan (FG) won the support of county councillors to carry out an interim review of the county development plan in relation to the strict criteria on applying to build one-off rural houses.
At the moment the plan states a housing need is established where "the applicant does not currently own a house or has not owned a house within the previous five years or where his/her current accommodation, as accepted by the Planning Authority, is insufficient to meet his/her accommodation needs".
Cllr Brennan said: "Our plan penalises home owners and discourages people from getting on the property ladder. I don't want a carte blanche here but I believe that local people are being victimised."
Last week 13 such planning permission applications were refused. "People are being forced to sell their own homes and rent another property" to meet the criteria, he said.
The guidelines were adopted with the plan last July and it dictates development in the county up to 2009. The official review of the plan is due to begin at the end of this year and usually takes up to two years to complete.
"Quite often the problem is the different interpretation by different planners of what an applicant's needs are, and I want this clarified so we all sing off the same hymn sheet," he said. "I also want people to be able to state what their own needs are."
The council's director of services and planning Rose Kenny advised that the issue was one interpretation of the guidelines and could be resolved.
Elaine Keogh
© 2007 The Irish Times
Monday, 15 January 2007
Development Strategy & Urban Design Framework Plan for Dundalk Town Centre, Co Louth
Those interested in tendering for this work should note that the closing date is 2nd of February. Here's what the purpose of this Development Strategy & Urban Design Framework Plan for Dundalk Town Centre, Co Louth is meant to be:
The principle purpose of the Development Strategy and the Urban Design Framework Plan is to generate a strategic vision for the future sustainable development of Dundalk which promotes the regeneration, improvement and redevelopment, where appropriate, of the historic town centre as well as providing an urban design framework plan for the existing town centre and town centre expansion area which promotes development of the town whilst respecting historic patterns, scale and character of the existing townscape. In providing an overall design framework to guide future development in a planned and co-coordinated manner it is envisaged that the Strategy will also incorporate a shop front design guide which will encourage the provision of high quality and, where appropriate, creatively designed and/or architecturally/historically appropriate shop fronts. The Development Strategy and the Urban Design Framework Plan should also consider how other peripheral town centre areas may integrate and contribute towards the proposed strategy.
The principle purpose of the Development Strategy and the Urban Design Framework Plan is to generate a strategic vision for the future sustainable development of Dundalk which promotes the regeneration, improvement and redevelopment, where appropriate, of the historic town centre as well as providing an urban design framework plan for the existing town centre and town centre expansion area which promotes development of the town whilst respecting historic patterns, scale and character of the existing townscape. In providing an overall design framework to guide future development in a planned and co-coordinated manner it is envisaged that the Strategy will also incorporate a shop front design guide which will encourage the provision of high quality and, where appropriate, creatively designed and/or architecturally/historically appropriate shop fronts. The Development Strategy and the Urban Design Framework Plan should also consider how other peripheral town centre areas may integrate and contribute towards the proposed strategy.
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